Guilford Plan · Ridgeland, SC 29936

$302,500

4 bd · 2.5 ba · 1,785 sqft · SingleFamily · 257 Days on market

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Why this score? — see what drove the D- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +7.1/30.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• Schools +1.4/10.0
• DSCR +1.3/10.0

Listing remarks

The entryway of this four bedroom, two-and-one-half bathroom home opens to a flex space that you can turn into a home office or a dining room. Just past it, the kitchen leads to a walk-in pantry and the great room. You can add a fireplace or a covered back porch to the great room. Upstairs, a laundry room and a full bathroom are conveniently located near the three spare bedrooms. The primary bedroom, which can have a vaulted ceiling, is connected to the primary bathroom and walk-in linen and clothes closets.

Key facts

• Primary bathroom
• Laundry room
• Walk-in pantry

Tags

• WALK-IN PANTRY
• LAUNDRY ROOM
• PRIMARY BATHROOM
• WALK-IN LINEN CLOSET
• WALK-IN CLOTHES CLOSET

Property features AI

Finance

• Other: Listing status: Active
• Financial info: List price $300,500
• HOA & community:

Exterior

• Parking:
• Security:
• Utilities:
• Home design: Guilford plan (new construction); Located at 241 Aviation Dr, Ridgeland SC 29936
• Construction: 1,785 living area; Built as part of 2025+ inventory
• Exterior features:

Interior

• Kitchen:
• Bedrooms: 4 bedrooms
• Flooring:
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling:
• Interior features: Open plan living area
• Laundry & utility:

🏗️ New construction. The $302,500 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $351,645.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $302k.

Deal economics

• At list price, monthly cash flow is $-502 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $279k (7.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $244k (19.3% below list).
• Recommended offer: $244k (19.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#81 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B+; Watch: crime D-, amenities F, commute F.
• Jasper 01 (rural): math 12% / reading 22% proficiency, ranked #77 of 80 in SC (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Ridgeland Elementary (math 17% / reading 17%, grade F, #515 of 597 statewide, top 89%, 829 students, 100% FRL); Hardeeville-Ridgeland Middle (math 8% / reading 17%); Ridgeland Secondary Academy of Excellence (math 17% / reading 57%, grade F, #183 of 196 statewide, top 94%, 639 students, 100% FRL) — zoned schools average 100% FRL vs 78% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 359 active listings in the ZIP; 1,385 units permitted in Jasper County in 2024 (0 in 5+ unit buildings).
• At $2,441/mo this rent would consume 60% of the median local household income ($49k/yr) (locally 395% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $38k of equity ($2k loan paydown + $35k appreciation (10.0% local appreciation)).
• Jasper County population projected at +46% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$60k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 257 days — a 12% lower offer ($266k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 96% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $244,067 (19.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 257 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
9. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
10. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.69% ✗
• Cap rate: 4.58%
• Cash-on-cash: -6.12%
• DSCR: 0.73
• GRM: 12.0

CMA / ARV

• ARV (on-the-fly): $351,645
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
546 Aviation Dr	0.13mi	4/2.5	1,806 (+1%)	0mo	$325,973	$180	92
90 Concourse Dr	0.14mi	4/2.5	1,786 (+0%)	7mo	$346,278	$194	88
399 Aviation Dr	0.06mi	3/2.0 (-1)	1,797 (+1%)	5mo	$380,000	$211	85
22 Concourse Dr	0.12mi	4/2.5	1,973 (+10%)	0mo	$337,700	$171	77
71 Landing Rd	0.16mi	3/2.5 (-1)	1,617 (-9%)	2mo	$317,900	$197	70
54 Concourse Dr	0.13mi	3/2.0 (-1)	1,548 (-13%)	3mo	$307,900	$199	62
578 Aviation Dr	0.15mi	3/2.0 (-1)	1,548 (-13%)	6mo	$319,900	$207	59
112 Franklin Cir	0.46mi	3/2.0 (-1)	1,644 (-8%)	17mo	$230,000	$140	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.0%
• Equity multiple: 2.62×
• Total profit: $159,579
• Equity at exit: $316,790

10-year hold

• IRR: 18.3%
• Equity multiple: 6.03×
• Total profit: $495,150
• Equity at exit: $683,169

Cash invested: $98,461 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State South Carolina: 90 Strongly Landlord-Friendly · R+6
• County: — inherits STATE
• City: — inherits STATE

5-day notice; preempted; landlord-favorable.

Methodology + full state rankings →

ZIP-level market 29936

• Home prices YoY: 33.1%
• Active inventory: 359
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,441 medium
• Mortgage (P&I): −$1,844
• Tax est. 1.5%: −$440 /mo · $5,275/yr
• Insurance: −$147
• HOA: −$0
• Vacancy / Maint / Mgmt: −$513
• Net cashflow: $-502

Break-even live

Break-even rent $3,076

Max offer price $279,003

Occupancy floor —

Sensitivity live

Price	-10% $-259	-5% $-381	+0% $-502	+5% $-624	+10% $-745
Rent	-10% $-695	-5% $-598	+0% $-502	+5% $-406	+10% $-309
Rate	-1.0pp $-325	-0.5pp $-413	base $-502	+0.5pp $-593	+1.0pp $-686

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $87,911
• Closing costs: $10,549
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $302,500 Active 257 DOM
2. 2026-06-18
   days on market $302,500 Active 254 DOM
3. 2026-06-17
   days on market $302,500 Active 253 DOM
4. 2026-06-16
   days on market $302,500 Active 252 DOM
5. 2026-06-15
   days on market $302,500 Active 251 DOM
6. 2026-06-14
   days on market $302,500 Active 249 DOM
7. 2026-06-13
   days on market $302,500 Active 248 DOM
8. 2026-06-10
   days on market $302,500 Active 246 DOM
9. 2026-06-09
   days on market $302,500 Active 245 DOM
10. 2026-06-08
    days on market $302,500 Active 244 DOM
11. 2026-06-07
    days on market $302,500 Active 243 DOM
12. 2026-06-03
    pricedays on market $302,500 Active 239 DOM
13. 2026-06-02
    days on market $300,500 Active 238 DOM
14. 2026-06-01
    days on market $300,500 Active 237 DOM
15. 2026-05-31
    days on market $300,500 Active 236 DOM
16. 2026-05-30
    days on market $300,500 Active 235 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 96% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,288
• − Mortgage interest: −$19,698
• − Property taxes: −$5,275
• − Insurance: −$1,758
• − Repairs & maintenance: −$2,343
• − Management: −$2,343
• − Depreciation: −$10,230
• Taxable loss: −$12,358
• Est. tax savings @ 24.0%: +$2,966
• After-tax cash flow: $-3,058/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Jasper 01
• NCES district ID: 4502520
• Math proficiency: 12% ▼ -11.00%
• Reading proficiency: 22% ▼ -5.00%
• Median HH income: $37,878
• Composite: 14.23/100
• National rank: #9450
• State rank: #77 of 80 in SC

Livability — Ridgeland

• Score: 68/100
• State rank: #81
• US rank: #9324

Category grades

Amenities F Commute F Cost of living A+ Crime D- Employment D- Housing B+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Jasper County · 26,362 people
• City population: 14,989
• Metro: Hilton Head Island-Bluffton, SC
• Population (ZIP): 14,989
• Household income: $48,986
• Rent vs Own: 29.2% rent · 70.8% own
• Severe rent burden: 395.0

Population outlook (Jasper County) Hauer SSP2

• Today (2025): 34,428 people
• By 2030: 37,718 · +9.6%
• By 2040: 44,061 · +28.0%
• By 2050: 50,302 · +46.1%
• By 2075: 66,869 · +94.2%
• By 2100: 110,455 · +220.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: Black 44% White 37% Hispanic / Latino 14% Two or more races 7%
• Hispanic origin (detail): Mexican 9% Puerto Rican 1%
• Common ancestry: Serbian 2% Lithuanian 1% Italian 1%
• Foreign-born: 8% · Canada
• Languages at home: 86% English-only · Spanish 13%

Political lean MEDSL · Jasper

• 2024 margin: Lean R (+9.6) · D 44.7% · R 54.3% · Other 1.0%
• 2008→2024 swing: -32.5pp toward R · 2008: 22.9pp · 2024: -9.6pp
• All cycles: 2024: R+9.6 2020: D+0.8 2016: D+11.9 2012: D+15.6 2008: D+22.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 88.70%
• Current HPI: 356.5493
• Rent YoY: —
• Metro: Hilton Head Island-Bluffton, SC
• State GDP YoY: ▲ 4.51%
• F500 in state: 2

Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B